program IS analysis
design IS synthesis
- William F. Pena FAIA
If you have already worked with a builder or architect, this process may be familiar to you. However, if you have not, it has been our experience that the more successful projects have a series of calculated “steps” that begin with the initial meeting and follow through to job completion.
Step 1 - Project Evaluation & Preliminary Design:
Before we can begin, it is important to meet with you about your goals and talk about how we would handle your project. This initial meeting is free and usually takes between 30 minutes to an hour. This is a no obligation opportunity for you to interview us and see how we work. Within 1-2 days, Pablo will send you an proposal for Architectural Services based upon the Scope of Work discussed. This initial Agreement is for the Planning and Budget Development only and not the final construction drawings.
This set, more accurately called the “Preliminary Design” will be sufficiently drawn to scale with an outline of the proposed level of materials and quantity of new fixtures planned. A competent Builder can then use these drawings to distribute to his group of trades and give a Cost Estimate after walking through the project with the Architect.
After meeting with 2-3 Builders, the Owner will have a better idea of the probable cost of construction. Pablo will then issue an amendment to the original Agreement to complete the architectural services based on the final scope of work. It may mean that some of the scope of work is reduced, deleted, or altered to meet the project budget.
Step 2 - Design Development, Engineering, & Permit Review:
Once the Owner has signed the amendment, work on the next phase of services can begin. The goal of this phase is to develop the schematic level drawings into working construction drawings, complete with structural details, calculations, and fixture schedules. The Architect may consult with specialist, such as Surveyors, Septic Engineers, and Structural Engineers to detail the drawings so that an accurate bid can be derived. Not all projects require these professionals, however, when adding to an older structure or building over clay soils, these professionals will ensure that the proper construction is considered.
At the end of this phase, the Architect will assist the Owner with applying for the required permits and distribute the final construction documents to the builders for bidding. The Architect will also assist the Owner with qualifying the Builders, asking questions and responding to request for information on behalf of the Owner.
Step 3 – Construction Phase Observation Services:
Once the Owner has signed a Contract for Construction, the Architect will meet with the Builder prior to the start of construction to review the construction schedule, protocols for substitutions/shop drawing review, and pay applications. The Architect will represent the Owner throughout the construction phase, making Field Reports, reviewing the progress of construction for compliance with the Design Intent shown on the construction documents.
As issues come up during construction, the Architect will lead the effort to resolve any problems, issuing Supplemental Drawings, meeting with City Inspectors, and other trade specialist (i.e., Decorators).